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Property profile & analytics
OFF-MARKET
Investment properties
22 Goddard St, Southbridge, MA 01550-2482
Entity Owned
5-yr Hold
Property ID
US38-1222060
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
FRAME
Total area
3,844 SF
Lot
0.21 ac (9,148 SF)
Zoning code
CC
APN
SBRI M:0048 B:0231 L:00001
UPID
US38-1222060
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Tlcj Properties LLC · 5 yrs held
Tlcj Properties LLC
since 2021
Last sale
$375,000
7 recorded transactions
Zoning & alternative use
CC · Southbridge, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Southbridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southbridge submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$5,964
Tax year 2024
Assessed value
$390,800
Assessed 2024
Previous assessed
$356,000
+9.8% YoY
Effective rate
1.53%
On assessed value
Assessed land
$58,800
Assessed improvement
$332,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
4
Bathrooms
4
Total area
3,844 SF
Lot
0.21 ac (9,148 SF)
Zoning code
CC
APN
SBRI M:0048 B:0231 L:00001
UPID
US38-1222060
Jurisdiction
SOUTHBRIDGE
Zoning & alternative use
CC · Southbridge, MA
Zoning CC · permitted uses
CC · Southbridge, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southbridge. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1920
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
4
Bathrooms
4
Lot
0.21 ac
Current owner
From public records · entity-resolved
Tlcj Properties LLC
Entity
Mailing address
9 ASHMONT AVE, WORCESTER, MA 01610-2894
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 15, 2021
$375,000
Tlcj Properties LLC
Atlas Capital Hldg LLC
Quit Claim Arm's Length For Ne States
—
Jun 25, 2019
—
Atlas Capital Hldg LLC
—
Deed
related
$288,000 · Adams Bank & Trust
Jan 31, 2017
—
Atlas Capital Hldg LLC
—
Deed
related
$232,500 · Adams Community Bk
Oct 5, 2016
$72,500
Atlas Capital Hldg LLC
Normandin,may R
Quit Claim Deed
—
Mar 8, 2007
—
May Rita Normandin
—
Deed Of Trust
related
$75,000 · Southbridge Savings Bank
Sep 3, 2003
—
May Rita Normandin
—
Deed Of Trust
related
$85,000 · Southbridge Savings Bank
Feb 22, 1991
$10,000
Jack M Normandin
Stjean,paul J
Grant Deed
—
Oct 27, 1987
—
Geraldine L Stjean
—
Deed Of Trust
related
$50,000 · Guaranty Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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